Understanding and navigating California’s SB 684 and SB 1123 legislation is critical for those looking to divide property or unlock development potential through streamlined lot splits. These laws aim to increase housing supply by simplifying the approval process for qualifying parcels, particularly in urban and suburban areas.
As a trusted Land Use, Planning & Development Services firm, we provide expert guidance on SB 684 and SB 1123 lot split permitting. We serve Malibu, Santa Monica, Long Beach, Pasadena, Los Angeles, and surrounding areas, resolving your permit needs with a full range of zoning and development solutions.
Owning a home is at the heart of every American’s dream. However, with the ongoing housing crisis, leaving lower-income families with a severe lack of affordable housing, the dream of living rent-free remains out of reach for many.
To address these serious economic issues, the state of California launched multiple initiatives to revitalize affordable housing construction.
Senate Bills 684 and 1123 ease the housing shortage by refining lot splitting regulations and providing more affordable housing ownership opportunities for Californians.
If you plan on developing and are wondering about SB 684 and SB 1123 lot split permitting, you’re exactly where you need to be. Let’s break down everything you need to know about these housing senate bills below.
Senate Bill 684 alleviates the issue by making it easier for developers to build multiple small-scale housing projects. SB 1123 expands on this by allowing landowners to construct dwelling units in vacant lots zoned for single-family homes.
Both laws, founded on SB 9 and continuing on the Starter Home Revitalization Act, encourage the faster construction of affordable home projects in California, with fewer rules getting in the way.
Lot splitting used to take months, sometimes even years, to get approved. With SB 684, you no longer have to go through long, tedious public meetings and environmental reviews, including the California Environmental Quality Act or CEQA.
The bill allows you to split parcels of land into 10 or fewer pieces and build a corresponding number of dwelling units.
Senate Bill 684 mandates ministerial subdivision approval. “Ministerial” here means that the county has no choice but to approve applications without special hearings or votes if the proposal meets the bill’s criteria.
With its goal of expediting affordable housing projects, SB 684 limits the time local agencies have to vet applications to 60 days. If they can’t decide within 60 days, the project is deemed approved.
Your local agency can only deny a proposed project if it finds solid evidence that construction could adversely impact public health and safety. A list of issues to resolve must also be provided.
Unlike a traditional subdivision, they can now approve the building permit even before the proposed final map is recorded. That means construction of the dwelling units can start even before the splitting process is deemed complete.
Senate Bill 684 works in tandem with Small Lot Subdivision Ordinance (SLS), which provides further flexibility for small land developers.
Effective recently (July 1, 2025), Senate Bill 1123 is an amendment to SB 684. It adds several details and clarifies confusion in the amended law.
One of the key aspects SB 1123 touches on is expanding the projects eligible for fast-track processing. Instead of just multi-family zones, the provisions stated in SB 684 can now be applied to “vacant” parcels located in single-family zones.
The SB 1123 also imposes further protection for lot split projects. Under the amendment, cities must apply the same height limits for newly built housing as the surrounding community.
Any new housing built on the subdivided parcel can now be owned as tenancy in common (TIC). Furthermore, for jurisdictions that permit accessory dwelling units (ADUs), such as a garage or cottage, they aren’t considered one of the 10 units SB 1123 allows.
By facilitating efficient lot split processing, SB 684 and SB 1123 may be useful for urban homeowners, developers, and landowners who want to subdivide their land for development purposes.
To be eligible for the streamlined ministerial approval under SB 684 and SB 1123, the lot proposed to be subdivided must be:
Moreover, the newly created parcels must be at least 600 square feet per piece. Your local agency will decide whether or not they allow smaller subdivisions.
The average size of every housing unit must not exceed 1,750 square feet for multi-family zones and 1,200 square feet for single-family lots. All newly created parcels must be properly connected to the city’s water and sewage services.
When applying for a lot split for housing developments, the land must not:
Your project cannot be on farmlands, wetlands, wildlife protection zones, and conservation easements. Hazardous waste sites, flood-prone areas, earthquake fault zones, and similar areas are also off limits.
Below are some common use cases for SB 684 and SB 1123:
As homelessness reaches a record high in California and other parts of the US, SB 684 and SB 1123 address the housing shortage by offering developers flexible options to build more and cheaper dwelling units.
These laws redirect attention from luxury high-rises and condominiums to smaller projects that provide better chances for Californians to own a home. By allowing flexible lot splitting, small developers and landowners can now contribute to resolving the ongoing crisis.
Lot splits are considered an administrative process. This means that changing your parcel of land requires careful consideration by your local agencies. But with SB 684 and 1123 in place, you can expect easier and faster permit processing.
Lot modification proposals must go through site eligibility and feasibility reviews. To determine whether your parcel can qualify for a lot split under SB 684 and 1123, visit the Zone Information and Map Access System (ZIMAS).
Like most states, you may be required to submit a legal description and parcel map before and after the proposed split modifications. To do this, we recommend hiring a state-licensed land surveyor or civil engineer.
Once you’ve decided on how to split your land, you’re ready to prepare and submit your application. Secure your lender’s approval (if applicable) and other necessary documents, including:
Requirements generally vary from one city to another. We recommend contacting your local zoning authorities to verify all necessary documents.
After submitting, your local zoning authorities will review your application. If your proposal meets the conditions as prescribed in SB 684 and SB 1123, expect a decision within 60 days. They may also approve the building permit at this step.
The city should notify you if your application is incomplete or if your proposal requires corrections.
Once your application is approved, the lot changes will be recorded in the county’s office, legalizing the newly created parcels.
Senate Bills 9, 684, and 1123 all aim to revitalize affordable housing in California. But they do differ in the type of properties they focus on.
SB 684 emphasizes multi-family zones while SB 1123 expands it to include “vacant” single-family zoned lots. On the other hand, SB 9 only applies to single-family lots with already existing dwelling units.
The number of projects developers can build varies as well. For SB 684 and 1123, the limit is 10 units, while in SB 9, you’re only allowed up to four.
With over 15 years of experience, Pattern offers fast and expert end-to-end permit expediting services. Our team of experts, specializing in California’s zoning and building laws, ensures seamless SB 684 and SB 1123 lot split application.
From planning and application to approval, Pattern will walk with you every step of the way. Reach out to us and get started with your housing dreams today!
Yes, if your property is eligible, SB 684 and SB 1123 provide ministerial approval for lot-splitting aimed at housing developments.
The primary difference between SB 684 and 1123 from a traditional subdivision is that they offer a more streamlined permitting process with fewer regulatory concerns.
While timelines can vary, SB 684 and 1123 significantly expedite lot-splitting applications by removing time-consuming steps and mandating a 60-day approval deadline.
Yes, you may apply for an SB 684 project even if your property is in the Coastal Zone or Hillside Area. However, public hearings and other documents may be required.
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